Look to solve problems, not just make money.

Great job, you can make the deal if you can solve his problem.

No magic words will work because every deal is different.The goal is to identify the seller's problem and then solve that.

I would have had no clue to even google/youtube search for terms like wholesale, assignment, brrr strategy, lease-option, wrap mortgage, driving for dollars, short sales, etc. etc. etc. 

Remember the seller is depending on you to solve their problem - they also have rights - a right to sue you for misrepresentation, a right to report you to the state for acting as a real estate agent without a licence - you don't want the real estate commission investigating your activities - Think carefully on how you intend to find an assignee ----Will you listed it - put the property on the internet - stick a sign in front of the property - make flyers and distribute them in the neighborhood - have open houses - run ads in the newspaper - go to your buyers list - ??

Problem solved... until tomorrow morning after a cup of coffee.

That won't solve the problem anyway. 

Lack of knowledge of the severity of the title problem(s) and more importantly the knowledge, skills and perhsps resources to solve them means that you may be stuck pouring money into a hellhole feeding a hungry devil. 

There are times when a seller is trying to avoid commissions, agents and other cost - and that's OK if seller is for real.The seal bid methods have certain rules to success -expose the property as much as possible - signage - newspapers- internet -Have contract and terms at the ready for those interested to review them befroe bidding.Comps and pictures on a tri-fold stand should be present for all interested parties to view.Hold several open houses - lots of advertising.Agree to cooperate with real estate agents - they often will inform their clients to bid.Check the terms - as is, all cash, will take financing contingencies - seller agrees to -(help with settlement costs, leave the car and the furniture, contribute $5,000 to buyer, guarantee  appliances and furnace and roof for X years ----etc) We call this Contract Candy.Don't be shy - ask seler to contribute something if you are the high bidder - ask before bidding.Observe your competition if you canTalk to neighbors - there are times when the neighbor will tell you all about the house and problems the seller has had in the past.Have friends and paid agents assist you and look at the house and to listen for clues of motivation.Get all the information about everything you can....Why do you think the real reason the seller wants out - has he done this before or is just a creative seller?

I currently own one house in Mcallen, TX where I work at but when I bought it had no clue what I was doing and just used my va loan blindly and bought with my heart instead of my head.